11949 SW 160th Ave

Brooker, FL 32622

$172,500B

3 bd · 2.0 ba · 1,216 sqft · Built 1998 · Manufactured · Pending · 34 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,363/mo
• Mortgage (P&I): −$905
• Tax + insurance: −$131
• HOA: −$0
• Vac / Maint / Mgmt: −$496
• Net cashflow: $831/mo
• Annual: $9,974/yr
• Cap rate: 12.07%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• 1% rule: 1.37%
• Cash to close: $48,300

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $172k.
• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• It's been on market 34 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Location reads 69/100 on livability (#492 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Bradford (town): math 43% / reading 42% proficiency, ranked #57 of 73 in FL (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Starke Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 573 students, 68% FRL); Bradford Middle School (math 45% / reading 36%, grade F, #360 of 571 statewide, top 64%, 660 students, 70% FRL); Bradford High School (math 33% / reading 38%, grade F, #367 of 667 statewide, top 57%, 790 students, 53% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 21 active listings in the ZIP; 93 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).
• Bradford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
• What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
• How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.